Transcript
NEV-CAL Home Inspections
1575 Sample St. Anytown, USA 12345 Prepared for: Neve Cali Prepared by: NEV-CAL Home Inspections P.O. Box 8112 Reno, NV 89507
NEV-CAL Home Inspections 12:48 September 30, 2016
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Definitions NOTE: All definitions listed below refer to the property or item listed as inspected on this report at the time of inspection Acceptable Functional with no obvious signs of defect. Not Present Item not present or not found. Not Inspected Item was unable to be inspected for safety reasons or due to lack of power, inaccessible, or disconnected at time of inspection. Marginal Item is not fully functional and requires repair or servicing. Defective Item needs immediate repair or replacement. It is unable to perform its intended function.
General Information THIS HOME INSPECTION REPORT HAS A LIMITED RESTRICTED USE - CONSULT THE "INSPECTION AGREEMENT" PRIOR TO USING THIS REPORT Property Information Property Address 1575 Sample St. City Anytown State USA Zip 12345 Client Information Client Name Neve Cali E-Mail
[email protected] Inspection Company Inspector Name Andrew S. Wolf Company Name NEV-CAL Home Inspections Address P.O. Box 8112 City Reno State NV Zip 89507 Phone 775-329-8034 Fax 775-525-9374 E-Mail
[email protected] Inspection Fee TBD Conditions Others Present Buyer's Agent and Buyer Property Occupied Vacant Estimated Age 29 years Entrance Faces South Inspection Date 09/30/2016 Start Time 8:30 AM End Time 11:00 AM Electric On Yes Gas/Oil On Yes Water On Yes Temperature 58 Degrees Weather Clear Soil Conditions Dry Space Below Grade Crawl space Building Type Single family Garage Attached Sewage Disposal Municipal How Verified Typical for area Water Source Municipal How Verified Typical for area
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Structure 1. 2. 3. 4. 5. 6. 7. 8. 9.
Acceptable Acceptable Acceptable Acceptable Acceptable Acceptable Acceptable Acceptable Acceptable
Structure Type: Wood frame 2x4 walls - assume R11 insulation. Foundation: Concrete Differential Movement: No movement or displacement noted Beams: Solid wood Joists/Trusses: 2x8 Piers/Posts: Poured piers and wood posts Floor/Slab: Poured slab Stairs/Handrails: Carpeted stairs with wood hand rails Subfloor: Plywood
Electrical 1. 2. 3. 4. 5. 6. 7.
Service Size Amps: 200 Volts: 120-240 VAC Acceptable Service: Aluminum Acceptable 120 VAC Branch Circuits: Copper Acceptable 240 VAC Branch Circuits: Copper and aluminum Acceptable Aluminum Wiring: Range circuit only Acceptable Conductor Type: Non-metallic sheathed cable Defective Ground: Driven ground rod Ground bond for water & gas lines are missing (required for safety) - recommend correction. 8. Not Present Central Vacuum: 9. Acceptable Smoke Detectors: In bedrooms & associated hallways 10. Marginal CO Detectors: Not present Recommend installing a CO detector for additional occupant safety. Rear of house Electric Panel 11. Defective Manufacturer: Sylvania Improper openings at under side of power panel (probable pest access) recommend proper closure and removal of dead animal.
12. 13. 14. 15.
Maximum Capacity: 200 Amps Acceptable Main Breaker Size: 200 Amps Acceptable Breakers: Labeled for apparent use. Acceptable AFCI: For bedroom & smoke detector circuits Recommend testing AFCI circuits monthly. 16. Acceptable GFCI: Present through GFCI receptacles Recommend testing GFCI circuits monthly. 17. Is the panel bonded? Yes Palm-Tech Inspector, Copyright © 1998-2016, PDmB, Inc.
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Plumbing 1. Acceptable 2. Acceptable
Service Line: Unknown - assume copper Main Water Shutoff: Crawl space Consult seller on house winterizing procedures.
3. 4. 5. 6. 7.
Water Lines: Copper Drain Pipes: ABS Service Caps: Accessible Vent Pipes: ABS Gas Service Lines: Black pipe, CSST tubing, gas valve & flex lines to furnace & water heater.
Acceptable Acceptable Acceptable Acceptable Acceptable
Garage Water Heater 8. Acceptable Water Heater Operation: Functional at time of inspection Seismic bracing & insulation blanket in place - notation only. 9. Manufacturer: A.O. Smith 10. Model Number: FRT-3456A Serial Number: 79871580 11. Type: Natural gas Capacity: 50 Gal. 12. Approximate Age: 17 years Area Served: Whole house 13. Acceptable Flue Pipe: Single wall to double wall at ceiling Acceptable 14. TPRV and Drain Tube: Copper - vented to exterior
Heating System The heat exchanger in a gas or oil furnace is hidden from view, it is recommended that a service contract be placed on the unit and a service call be made prior to settlement to check the condition of the heat exchanger and furnace components.
Attic Heating System
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Heating System (Continued) 1. Defective
Heating System Operation: Functional at time of inspection Evidence of active condensate leaking inside furnace - recommend repair.
2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13.
Manufacturer: Lennox Model Number: TRQ-1102 YATU7 Serial Number: 98745210202 Type: Forced air - high efficiency Capacity: 80,000 BTUHR Area Served: Whole house Approximate Age: 17 years Fuel Type: Natural gas Acceptable Heat Exchanger: 5 Burner Unable to Inspect: Heat exchanger Acceptable Blower Fan/Filter: Direct drive with disposable filter Acceptable Distribution: Insulated flex duct Acceptable Flue Pipe: PVC Not Present Humidifier: Marginal Thermostats: Non-programmable Recommend changing thermostat to a programmable thermostat for energy conservation (normal present compliance requirement). 14. Tank Location: N/A 15. Suspected Asbestos: No
Air Conditioning South side of house AC System 1. Acceptable A/C System Operation: Functional at time of inspection 2. Acceptable Condensate Removal: PVC Acceptable 3. Exterior Unit: Pad mounted 4. Manufacturer: Lennox 5. Model Number: 34239A36-B Serial Number: 1235439283 6. Area Served: Whole house Approximate Age: 17 years 7. Fuel Type: 240 VAC Temperature Differential: 18 Degrees 8. Type: Central A/C Capacity: 3 Ton 9. Acceptable Visible Coil: Copper core with aluminum fins 10. Acceptable Refrigerant Lines: Low pressure and high pressure 11. Acceptable Electrical Disconnect: Pull switch
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Fireplace/Wood Stove Living Room Fireplace 1. Marginal Freestanding Stove: Wood burning Wood burning stove is not a US EPA certified stove - replacement may be required by local town ordinance. 2. Type: Wood burning 3. Acceptable Flue: Metal 4. Acceptable Damper: Metal 5. Acceptable Hearth: Raised stone
Crawl Space Bedroom closet Crawl Space 1. Method of Inspection: In the crawl space 2. Defective Unable to Inspect: 10% Excessive moisture and probable organic growth noted on the crawl space ceiling - consult pest report for further evaluation.
3. Acceptable 4. Defective 5. 6. 7. 8.
Access: Floor panel Moisture Penetration: Some ground dampness Crawl space ground is damp with evidence of excessive moisture (rusting on anchor bolts & probable organic growth on wood structure) - recommend correction. Moisture Location: In inspected area Defective Moisture Barrier: None present - area dry Recommend installing a 6 mil black plastic moisture barrier on the crawlspace ground to control crawlspace moisture. Marginal Ventilation: Vents Vents closed - recommend opening vents for warm season. Acceptable Insulation: R19 batts in ceiling
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Attic Hallway Attic 1. Method of Inspection: In the attic 2. Acceptable Unable to Inspect: 10% 3. Acceptable Roof Framing: Wood truss 4. Defective Sheathing: Plywood Moisture staining with probable organic growth noted on north side of attic sheathing - consult pest report for further evaluation.
5. 6. 7. 8.
Acceptable Acceptable Acceptable Acceptable
Ventilation: Gable and soffit vents Insulation: Fiberglass batts - R21 Wiring/Lighting: Service light Moisture Penetration: None noted at time of inspection
Roof Main Roof Surface 1. Method of Inspection: On roof 2. Acceptable Unable to Inspect: 10% 3. Acceptable Material: Composition shingles 4. Type: Gable 5. Approximate Age: Unknown 6. Acceptable Flashing: Painted metal 7. Acceptable Plumbing Vents: ABS 8. Acceptable Electrical Mast: Periscope through roof Acceptable 9. Gutters: Painted metal 10. Acceptable Downspouts: Painted metal At ridge on north end of roof Chimney 11. Acceptable Chimney: Metal pipe in wood chase 12. Acceptable Flue/Flue Cap: Metal 13. Acceptable Chimney Flashing: Painted metal
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Lots and Grounds 1. Marginal
Driveway: Concrete Concrete driveway is pitted and cracked - future replacement may be necessary.
2. 3. 4. 5.
Walks: Quartzite stone Steps/Stoops: Wood & tile/stone Porch: Tile Patio: Concrete The patio slab is damaged with displacement recommend correction.
Acceptable Acceptable Acceptable Defective
6. Marginal
7. 8. 9. 10.
Acceptable Acceptable Acceptable Acceptable
Deck: Wood Deck railing picket spacing wider than present 4" maximum spacing - recommend upgrade for safety.
Balcony: Wood Grading: Flat Vegetation: Landscaped Retaining Walls: Keystone block
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Lots and Grounds (Continued) 11. Marginal
Fences: Wood & chain link Fence posts are deteriorating at base at 6 locations - recommend correction.
12. Acceptable
Lawn Sprinklers: Front and back yard 1) Yard irrigation system not part of this home inspection - consult seller for operation instructions. 2) Vacuum breaker for irrigation system located at north side of house - notation only.
Exterior Surface and Components All sides Exterior Surface 1. Acceptable Type: Painted aluminum siding Acceptable 2. Trim: Wood 3. Acceptable Fascia: Wood 4. Acceptable Soffits: Open & wood Not Present 5. Door Bell: 6. Acceptable House Numbers: In required locations 7. Acceptable Entry Doors: Metal with glass inserts 8. Acceptable Patio Door: Wood frame glass doors 9. Acceptable Deck Door: Vinyl Slider 10. Defective Windows: Dual glazed. Contact a glass company for window replacement estimate for the fogged or damaged windows noted in the report. 11. Acceptable Window Screens: Vinyl mesh. 12. Acceptable Exterior Lighting: Surface mount 13. Acceptable Exterior Electric Outlets: 120 VAC GFCI 14. Acceptable Hose Bibs: Frost-free 15. Acceptable Gas Meter: Rear of house Acceptable 16. Main Gas Valve: Located at gas meter
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Garage/Carport Attached Garage 1. Type of Structure: 2. Acceptable 3. Acceptable 4. Defective
5. Defective 6. Acceptable 7. Defective
8. Acceptable 9. Acceptable 10. Acceptable
Wood structure Car Spaces: Two car Garage Doors: Insulated metal with windows Door Operation: Mechanized Door Opener: Lift Master 1) Motion sensor operation operated properly - notation only. 2) Down pressure reversing operation did not operate at time of inspection (red arrow) adjustment/repair needed.
Service Doors: Solid core Garage service door did not fully self-close & latch - adjustment/repair needed. Ceiling: Fire-taped drywall Walls: Fire-taped drywall Drywall damage noted in the garage fire wall (red arrow) - recommend correction for safety.
Floor/Foundation: Poured slab Some floor/settling cracks noted notation only Electrical: 120 volt lighting & receptacles GFCI protection in place for accessible garage wall receptacles - notation only. Smoke Detector: Heat sensor - part of house alarm system
Laundry Room/Area Washer/dryer inspections not part of the home inspection - washer/dryer considered accepted as an "as is" condition. Contact an appliance service company for evaluation of the units, if needed.
Main floor Laundry Room/Area 1. Acceptable Ceiling: Painted drywall 2. Acceptable Walls: Painted drywall 3. Acceptable Floor: Vinyl floor covering 4. Acceptable Doors: Louver 5. Acceptable Windows: None present Exhaust fan present & functional - notation only. Palm-Tech Inspector, Copyright © 1998-2016, PDmB, Inc.
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Laundry Room/Area (Continued) 6. 7. 8. 9. 10.
Acceptable Not Present Acceptable Acceptable Defective
11. Acceptable 12. Acceptable
Electrical: 120 volt lighting Laundry Tub: Washer Hose Bib: Double ball valves with single lever control Washer and Dryer Electrical: 120-240 VAC Dryer Vent: Vented to exterior 1) Plastic dryer vent connection considered to be hazardous (potential to burn - red arrow) recommend replacement with compliant dryer vent connector. 2) Metal flex dryer vent used in crawl space to vent dryer to exterior (blue arrow) - recommend replacing with metal smooth wall dryer vent line for better dryer efficiency (normally required for present compliance). 3) Dryer vent line disconnected in crawlspace (black arrow) repair needed.
Dryer Gas Line: Black gas pipe stub in wall - capped. Washer Drain: Recessed plumbing box drain
Kitchen Main floor Kitchen 1. Defective
2. 3. 4. 5. 6. 7. 8.
Cooking Appliances: Electric range 1) Cook top burners and oven functional at time of inspection - notation only. 2) Range anti-tip brace missing (required per manufacturer's label) - recommend correction for safety. Acceptable Ventilator: Range hood - vented to exterior Marginal Disposal: In-Sinkerator Disposal splash guard is deteriorating (opening) - recommend splash guard replacement for safety. Acceptable Dishwasher: Bosch Dishwasher run full cycle - operation appears normal. Air Gap Present? Yes Acceptable Trash Compactor: KitchenAid Compactor run full cycle - operation appears normal. Acceptable Refrigerator: Kenmore Refrigerator with ice maker functional at time of inspection - notation only. Acceptable Microwave: Range hood/microwave combination Microwave functional at time of inspection - notation only. Palm-Tech Inspector, Copyright © 1998-2016, PDmB, Inc.
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Kitchen (Continued) 9. Acceptable 10. Acceptable 11. Defective
Sink: Stainless steel - double bowl Plumbing/Fixtures: Single lever with ABS P-trap Electrical: 120 volt lighting & receptacles Cover plate missing under kitchen sink (cover plate required for safety) - recommend correction for safety.
12. 13. 14. 15. 16. 17. 18.
Counter Tops: Tile Cabinets: Wood Ceiling: Painted drywall Walls: Painted drywall Floor: Tile Windows: Greenhouse. HVAC Source: Toe Kick register
Acceptable Acceptable Acceptable Acceptable Acceptable Acceptable Acceptable
Bathroom Hall bath - main floor 1. Acceptable 2. Acceptable 3. Acceptable 4. Acceptable 5. Acceptable 6. Acceptable 7. Acceptable 8. Defective
Bathroom Ceiling: Painted drywall Walls: Painted drywall Floor: Tile Doors: Hollow core (wood) Windows: Vinyl slider. Electrical: 120 volt lighting & receptacles Counter/Cabinet: Cultured marble top with wood cabinet Sink/Basin: Single bowl Bottom of sink is rusting - recommend replacement.
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Bathroom (Continued) 9. Acceptable 10. Acceptable 11. Defective
Faucets/Traps: 2 handle with ABS P-trap Tub/Surround: Cast iron tub with tile surround Glass shower door enclosure - notation only. Toilets: Standard size - 1.6 Gpf 1) Toilet loose at floor junction recommend replacing wax seal & properly securing toilet. 2) Toilet not grouted/caulked at toilet/floor junction - recommend correction.
12. Acceptable 13. Acceptable
HVAC Source: Toe Kick register Ventilation: Electric ventilation fan and window
Living Space Living Room Living Space 1. Acceptable Closet: Single small 2. Acceptable Ceiling: Wood Acceptable 3. Walls: Painted drywall 4. Acceptable Floor: Laminated "Pergo" type flooring 5. Acceptable Doors: Hollow core (panel) 6. Acceptable Windows: Metal slider. Window has fogging between the layers of glass - one pane.
7. 8. 9. 10.
Electrical: 120 volt lighting & receptacles HVAC Source: Floor register Smoke Detector: Battery type CO Detector: Not present CO detector not present on the main floor level near the bedrooms (required for safety) - recommend correction. Hallway - main floor Living Space 11. Acceptable Closet: Linen closet Acceptable Acceptable Acceptable Marginal
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Living Space (Continued) 12. Defective
Ceiling: Painted drywall Active moisture staining noted on ceiling in living room (moisture noted at time of inspection) - consult qualified contractor for further evaluation and repair estimate.
13. Acceptable 14. Acceptable 15. Defective
Walls: Painted drywall Floor: Laminated "Pergo" type flooring Electrical: 120 volt lighting Cover plate missing at light switch - cover plate required for safety.
16. Acceptable 17. Acceptable
HVAC Source: Return air grill Smoke Detector: 120 volt with battery back-up
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Bedroom 1st floor - east Bedroom 1. Acceptable Closet: Walk In 2. Acceptable Ceiling: Painted drywall 3. Acceptable Walls: Painted drywall 4. Acceptable Floor: Carpet 5. Acceptable Doors: Wood panel 6. Defective Windows: Wood double hung. Window is broken contact glass company for repair estimate.
7. Defective
Electrical: 120 volt outlets plus switch controlled receptacle for lighting Open or missing ground at west side wall receptacle recommend correction for safety.
8. Acceptable 9. Marginal
HVAC Source: Floor register Smoke Detector: None present Recommend installing a smoke detector in bedroom for added safety.
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Final Comments This sample report is a very basic example of a full inspection report.
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Marginal Summary This summary is not the entire report. The complete report may include additional information of concern to the client. It is recommended that the client read the complete report.
Electrical 1. CO Detectors: Not present Recommend installing a CO detector for additional occupant safety.
Heating System 2. Thermostats: Non-programmable Recommend changing thermostat to a programmable thermostat for energy conservation (normal present compliance requirement).
Fireplace/Wood Stove 3. Living Room Fireplace Freestanding Stove: Wood burning Wood burning stove is not a US EPA certified stove - replacement may be required by local town ordinance.
Crawl Space 4. Bedroom closet Crawl Space Ventilation: Vents Vents closed - recommend opening vents for warm season.
Lots and Grounds 5. Driveway: Concrete Concrete driveway is pitted and cracked - future replacement may be necessary.
6. Deck: Wood Deck railing picket spacing wider than present 4" maximum spacing - recommend upgrade for safety.
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Marginal Summary (Continued) 7. Fences: Wood & chain link Fence posts are deteriorating at base at 6 locations - recommend correction.
Kitchen 8. Main floor Kitchen Disposal: In-Sinkerator Disposal splash guard is deteriorating (opening) - recommend splash guard replacement for safety.
Living Space 9. Living Room Living Space CO Detector: Not present CO detector not present on the main floor level near the bedrooms (required for safety) - recommend correction.
Bedroom 10. 1st floor - east Bedroom Smoke Detector: None present Recommend installing a smoke detector in bedroom for added safety.
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Defective Summary This summary is not the entire report. The complete report may include additional information of concern to the client. It is recommended that the client read the complete report.
Electrical 1. Ground: Driven ground rod Ground bond for water & gas lines are missing (required for safety) - recommend correction. 2. Rear of house Electric Panel Manufacturer: Sylvania Improper openings at under side of power panel (probable pest access) - recommend proper closure and removal of dead animal.
Heating System 3. Attic Heating System Heating System Operation: Functional at time of inspection Evidence of active condensate leaking inside furnace - recommend repair.
Crawl Space 4. Bedroom closet Crawl Space Unable to Inspect: 10% Excessive moisture and probable organic growth noted on the crawl space ceiling - consult pest report for further evaluation.
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Defective Summary (Continued) 5. Bedroom closet Crawl Space Moisture Penetration: Some ground dampness Crawl space ground is damp with evidence of excessive moisture (rusting on anchor bolts & probable organic growth on wood structure) - recommend correction. 6. Bedroom closet Crawl Space Moisture Barrier: None present - area dry Recommend installing a 6 mil black plastic moisture barrier on the crawlspace ground to control crawlspace moisture.
Attic 7. Hallway Attic Sheathing: Plywood Moisture staining with probable organic growth noted on north side of attic sheathing - consult pest report for further evaluation.
Lots and Grounds 8. Patio: Concrete The patio slab is damaged with displacement - recommend correction.
Exterior Surface and Components 9. Windows: Dual glazed. Contact a glass company for window replacement estimate for the fogged or damaged windows noted in the report.
Garage/Carport 10. Attached Garage Door Opener: Lift Master 1) Motion sensor operation operated properly - notation only. 2) Down pressure reversing operation did not operate at time of inspection (red arrow) adjustment/repair needed.
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Defective Summary (Continued) 11. Attached Garage Service Doors: Solid core Garage service door did not fully self-close & latch - adjustment/repair needed. 12. Attached Garage Walls: Fire-taped drywall Drywall damage noted in the garage fire wall (red arrow) - recommend correction for safety.
Laundry Room/Area 13. Main floor Laundry Room/Area Dryer Vent: Vented to exterior 1) Plastic dryer vent connection considered to be hazardous (potential to burn - red arrow) - recommend replacement with compliant dryer vent connector. 2) Metal flex dryer vent used in crawl space to vent dryer to exterior (blue arrow) - recommend replacing with metal smooth wall dryer vent line for better dryer efficiency (normally required for present compliance). 3) Dryer vent line disconnected in crawlspace (black arrow) - repair needed.
Kitchen 14. Main floor Kitchen Cooking Appliances: Electric range 1) Cook top burners and oven functional at time of inspection - notation only. 2) Range anti-tip brace missing (required per manufacturer's label) - recommend correction for safety.
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Defective Summary (Continued) 15. Main floor Kitchen Electrical: 120 volt lighting & receptacles Cover plate missing under kitchen sink (cover plate required for safety) recommend correction for safety.
Bathroom 16. Hall bath - main floor Bathroom Sink/Basin: Single bowl Bottom of sink is rusting - recommend replacement.
17. Hall bath - main floor Bathroom Toilets: Standard size - 1.6 Gpf 1) Toilet loose at floor junction - recommend replacing wax seal & properly securing toilet. 2) Toilet not grouted/caulked at toilet/floor junction - recommend correction.
Living Space 18. Hallway - main floor Living Space Ceiling: Painted drywall Active moisture staining noted on ceiling in living room (moisture noted at time of inspection) - consult qualified contractor for further evaluation and repair estimate.
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Defective Summary (Continued) 19. Hallway - main floor Living Space Electrical: 120 volt lighting Cover plate missing at light switch - cover plate required for safety.
Bedroom 20. 1st floor - east Bedroom Windows: Wood double hung. Window is broken contact glass company for repair estimate.
21. 1st floor - east Bedroom Electrical: 120 volt outlets plus switch controlled receptacle for lighting Open or missing ground at west side wall receptacle recommend correction for safety.
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